Real Estate
Strong D.C. housing market has wide-ranging factors
City officials want to continue attracting newcomers while not pricing long-term Washingtonians out
Local Realtors say buyers are pricing their properties more strategically than they were a decade ago based on current buying trends.
Ed Wood is a D.C.-based realtor with City Houses LLC for 20 years and former president of the District of Columbia Association of Relators. He sells in all eight wards and averages 15-20 sales per year.
He spoke with the Washington Blade this week on local housing trends, renting vs. buying and why the rental market is soft now, but likely to explode in the coming years. His comments have been slightly edited for length.
WASHINGTON BLADE: It seems most agree in Washington we’re back to pre-recession prices and multiple offers on real estate. Is that your assessment?
ED WOOD: Yes. D.C. was in a much better position during and after the recession. We saw a flattening but then it picked up fairly quickly and the market has been really strong ever since about 2011, 2012. We regularly see multiple offers still on properties.
BLADE: Is the asking price sort of an opening bid in those situations?
WOOD: It depends where it’s priced. It’s they’ve priced a little below asking, they’ll often get multiple offers and it will bump up. If they’re priced at asking or above, we do see things sit on the market because of that. Buyers are more savvy and more cautious than they were pre-2008.
BLADE: Were there many cases in D.C. where a homeowner may have been underwater on their mortgage during the recession but got out of it once the economy rebounded?
WOOD: There wasn’t a lot of that in D.C. It was more in the suburbs and more likely the further you got out from the city but those prices we saw coming back by last year. Occasionally in some of the more developing neighborhoods we saw some slow downs and some price softening but those prices have completely come back. Many values have increased above what people paid.
BLADE: How is the market for rentals vs. sales in Washington?
WOOD: The rental market has been fairly soft for awhile while the buying market has been strong. A lot of the buildings that are going up in the city have been rental buildings as opposed to condos and that’s because the long-term demographic outlook for the city — we’re still gaining about a thousand residents a month — is expected to be over a million by 2030 so there are a lot of companies from around the country who see this as a really good rental market and they’re interested in the long term. We’re not seeing the number of condos we saw pre-2008, so that’s why we see the competition. There’s still not enough inventory.
BLADE: Why is the rental market soft if the projections are so strong?
WOOD: They’re building for that projected million residents. (Editor’s note: D.C.’s current population is about 672,000.) You can’t suddenly build all the units you’ll need, so they’re building them now for five-10 years down the road. These are big companies who work in the long-term market so they can afford to do this. Sometimes they’ll even go to developers building a condo building and say, “Hey, we need a rental building at this location. Would you consider reconfiguring the design a bit to turn it into a rental building and selling the whole thing to us?” That’s attractive to developers because it’s a lot easier to sell an entire building than individual units to individual buyers.
BLADE: Those population projections must be pretty solid then. Could something catastrophic throw a wrench in those plans?
WOOD: Certainly. After 9-11 around the country, it just killed the market immediately and people stopped moving to D.C. immediately. But then things turned around. A lot of things could happen to change things, but hopefully nothing of that scale. All the demographics I have looked at are pointing toward that large population growth at least through 2030. Others that go beyond that are less reliable in my opinion.
BLADE: Based on what we’re seeing now and with those kinds of projections, will gentrification spread across the river? What’s it like in those wards now?
WOOD: There’s a lot of interest in Anacostia and there’s a lot of change going on there. Bigger companies are looking at that area. … One of the issues there has been a lack of services and also people who’ve been priced out of other areas are looking over there. There’s been a lot of revitalization there but there’s also been a very active group of long-term residents who want to see improvements but don’t want to be pushed out. I know the mayor and city council members are focusing more on that part of the city. There’s even talk of moving the Reeves building at 14th and U., of selling that building and moving it over there.
BLADE: With all the gentrification that has spread down 14th Street to Florida Avenue and starting into the Northeast quadrant — look how different Bloomingdale, for instance, looks from what it was like 10 years ago — is it safe to assume that trend will continue or is that an oversimplification?
WOOD: I think that’s true. City government for a long time was desperate to get people to move back into the city. It was a dying place as people were overall fleeing out to the suburbs but that’s turned around and most cities are growing whereas the suburbs are starting to die out. People want to be closer and they want to spend more time doing the things they like as opposed to sitting in their car going to and from a bigger house. The city government is taking a renewed look at how that happens, how that takes place and what it means for the long-term city residents.
BLADE: They want to put some mechanisms in place to absorb some of that shock so to speak?
WOOD: Yes. There’s a lot of interest in trying to move in that direction so we don’t have a city where only the wealthy can afford to live. Whereas before they were trying to stop people from fleeing the city, we don’t even have to think about that now.
BLADE: Do people comment to you about Ed Wood the schlock film director often?
WOOD: Yes. It was actually helpful after the movie came out because growing up, my full name was Edward Wood. I would say Edward and they would think I said Ed Wood. That happened constantly. But nobody says that anymore. It’s kind of a name that sticks with people so they feel like they’ve seen it more than maybe they have.
BLADE: Have you seen “Glen or Glenda?” or “Plan 9”?
WOOD: Yeah. I’m a fan of his terrible movies.
BLADE: Do LGBT issues factor into D.C. real estate to any significant degree?
WOOD: I haven’t seen it be much of a factor at all. DC. has been such a gay-friendly city for so long, I don’t think it’s much of a consideration. When they’re selling a house, they just want the best price.
BLADE: Is there any sense of a gayborhood anywhere in 2017? Do people buy with that in mind?
WOOD: I don’t see that anymore. When I was first in the business 20 years ago, there was a desire, usually by gay men, to want to be near Dupont. I live near there. My husband and I have had a house here for 20 years so we’ve really seen the change on 14th Street. When we moved here, our friends thought we were crazy. Now they say, “How did you know?” We didn’t know. We just bought where we could afford and at the time we wanted to be near Dupont. Now when I have gay clients, they want to look all over the city and I see them asking things I never saw gay clients asking before like what are the schools like. They’re more interested now in the things you would have thought the straight couples would be looking at.
BLADE: Did marriage, either in D.C. or with the Supreme Court ruling, affect real estate in any perceptible way?
WOOD: I didn’t see much. There used to be a lot more estate planning, wills, setting things up in case something happened to one of you. My husband and I have been together 25 years and we did all that. … But now there’s a whole structure in place to keep you more protected than there was before.
BLADE: About how many of your clients on average are LGBT?
WOOD: I would say about a third.
BLADE: Are there any lesbian streets or enclaves around the city or is that not really a thing?
WOOD: It’s really not. Even with gay men, that Dupont thing is out the window. People are looking at schools, they want to be near work, they may want to be near a particular restaurant or they’re looking for the feel of a neighborhood. It’s usually things like that and it happens to be very individual to the couple.
Ed Wood can be reached at [email protected] or cityhousesdc.com.
Valentine’s Day is often portrayed as a celebration of romantic love — flowers, chocolates, and candlelit dinners. But for many LGBTQ+ individuals and couples, Valentine’s Day can also be a moment to reflect on something deeper: the love that creates a safe, welcoming home.
For LGBTQ+ home buyers and sellers, homeownership is more than a financial milestone—it is an act of belonging, resilience, and pride. Owning a home can mean finally having a place where you can hold hands with your partner on the front porch, decorate with your authentic style, and build a life free from judgment. In this way, buying or selling a home is one of the most meaningful love stories many LGBTQ+ people will ever write.
This Valentine’s Day, whether you’re a first-time gay home buyer, a same-sex couple upgrading your space, or an LGBTQ+ seller moving on to your next chapter, it’s worth thinking about how love, identity, and real estate intersect—and how to navigate that journey with confidence, protection, and the right support.
Love, Identity, and the Meaning of ‘Home’
For generations, LGBTQ+ people were denied equal access to housing, homeownership, and legal protections. Even today, many LGBTQ+ home buyers still face subtle bias, uncomfortable interactions, or outright discrimination in the real estate process.
That’s why finding LGBTQ+ friendly real estate and an affirming gay friendly realtor or lesbian realtor matters so much. A home isn’t just a building—it’s a personal sanctuary. Working with LGBTQ+ real estate agents who understand your lived experience can make all the difference between a stressful transaction and a joyful one.
For over 30 years, GayRealEstate.com has been the leading gay real estate network, connecting LGBTQ+ home buyers and sellers with gay real estate agents, lesbian real estate agents, and LGBTQ+ friendly realtors who truly “get it.” Their mission has always been simple yet powerful: to ensure that every LGBTQ+ person has access to safe, respectful, and inclusive real estate services.
Finding Your Match: Choosing the Right LGBTQ+ Friendly Realtor
Much like dating, finding the right real estate agent is about compatibility, trust, and communication. Here are some key tips for choosing the best LGBTQ+ real estate representation:
- Look for experience with LGBTQ+ clients. Search for a gay realtor near me or lesbian realtor near me through GayRealEstate.com, where agents are vetted for cultural competency and community commitment.
- Ask about their experience with same-sex couple home buying. A strong agent should understand issues like joint ownership, legal protections, and financing considerations.
- Choose someone who listens. You should feel safe sharing your priorities—whether that includes proximity to LGBTQ+ nightlife, affirming schools, or lesbian-friendly neighborhoods.
- Prioritize respect and transparency. Your agent should advocate for you, not just push a quick sale.
The right gay friendly real estate agent isn’t just helping you buy a house—they’re helping you find a place to build your life.
Best Cities for LGBTQ+ Home Buyers
If love is your compass, location is your map. Some of the best cities for LGBTQ+ home buyers consistently offer strong community presence, legal protections, and welcoming neighborhoods:
- Wilton Manors, Florida – A hub for LGBTQ+ culture with thriving LGBTQ+ real estate opportunities
- Palm Springs, California – A long-standing LGBTQ+ retirement and second-home destination
- Provincetown, Massachusetts – Historic LGBTQ+ community with progressive housing protections
- Asheville, North Carolina – Growing market with inclusive real estate services
- Fort Lauderdale, Florida – Diverse, welcoming, and highly sought-after for LGBTQ+ home ownership
Working with GayRealEstate.com allows you to connect with local LGBTQ+ real estate experts who know these markets inside and out.
Navigating Legal Protections in LGBTQ+ Real Estate
Love is universal—but legal protections are not always consistent. Understanding your rights is essential when buying or selling a home as an LGBTQ+ person.
Key protections include:
- Fair Housing Act (FHA): Prohibits discrimination based on sex, which courts have increasingly interpreted to include sexual orientation and gender identity.
- State and local protections: Many cities and states offer additional safeguards against LGBTQ+ housing discrimination.
- Same-sex couple legal considerations: If you are married, joint ownership is typically straightforward. If not, consult an attorney about co-ownership agreements.
A knowledgeable LGBTQ+ friendly realtor from GayRealEstate.com can help guide you through these complexities and connect you with trusted legal professionals when needed.
Buying a Home as an LGBTQ+ Person: Practical Tips
If you’re embarking on your home-buying journey this Valentine’s season, here are smart, practical steps to take:
- Clarify your priorities. Do you want a vibrant LGBTQ+ neighborhood, quiet suburbs, or access to queer community spaces?
- Get pre-approved for a mortgage. This strengthens your position in competitive markets.
- Work with an LGBTQ+ real estate agent. Searching “finding a gay real estate agent” or “finding a lesbian real estate agent” through GayRealEstate.com is a great first step.
- Research inclusive communities. Some neighborhoods are more welcoming than others.
- Know your rights. If you experience bias, document it and seek legal guidance.
Buying a home is an act of self-love—and community love.
Selling a Home as an LGBTQ+ Person
Selling can be just as emotional as buying, especially if your home represents years of memories with your partner, friends, or chosen family.
When selling a home as an LGBTQ+ person, consider:
- Working with a gay friendly realtor who will market your home inclusively
- Highlighting LGBTQ+ community appeal in listings
- Being prepared for potential buyer bias (and knowing how to respond)
- Leaning on GayRealEstate.com’s LGBTQ+ real estate services for trusted guidance
Your story—and your home—deserve respect.
Real Estate for LGBTQ+ Families
More LGBTQ+ couples are raising children, fostering, or building blended families. This makes homeownership even more meaningful.
When searching for real estate for LGBTQ+ families, consider:
- LGBTQ+ affirming school districts
- Family-friendly queer communities
- Safe neighborhoods with inclusive values
- Access to LGBTQ+ resources and social networks
GayRealEstate.com specializes in helping LGBTQ+ families find homes that truly fit their lives.
Love, Pride, and Homeownership
At its core, Valentine’s Day is about connection. For LGBTQ+ people, homeownership can be one of the most profound expressions of love—love for yourself, your partner, your family, and your future.
Whether you are a first-time gay home buyer, a same-sex couple relocating, or an LGBTQ+ seller moving forward, you deserve an experience rooted in dignity, fairness, and celebration.
For over three decades, GayRealEstate.com has stood as the leading source for LGBTQ+ real estate, gay real estate, lesbian real estate, and LGBTQ+ home buying and selling representation. Their nationwide network of gay real estate agents, lesbian-friendly real estate agents, and LGBTQ+ friendly realtors ensures that your real estate journey is guided by professionals who understand your heart—and your home.
This Valentine’s Day, let your next chapter be written in a place where you can truly belong. Because when love leads the way, home is never far behind.
Scott Helms is president and owner of Gayrealestate.com.
Real Estate
New year, new housing landscape for D.C. landlords
Several developments expected to influence how rental housing operates
As 2026 begins, Washington, D.C.’s rental housing landscape continues to evolve in ways that matter to small landlords, tenants, and the communities they serve. At the center of many of these conversations is the Small Multifamily & Rental Owners Association (SMOA), a D.C.–based organization that advocates for small property owners and the preservation of the city’s naturally occurring affordable housing.
At their December “DC Housing Policy Summit,” city officials, housing researchers, lenders, attorneys, and housing providers gathered to discuss the policies and proposals shaping the future of rental housing in the District. The topics ranged from recent legislative changes to emerging ballot initiatives and understanding how today’s policy decisions will affect housing stability tomorrow.
Why Housing Policy Matters in 2026
If you are a landlord or a tenant, several developments now underway in D.C., are expected to influence how rental housing operates in the years ahead.
One of the most significant developments is the Rebalancing Expectations for Neighbors, Tenants and Landlords (RENTAL) Act of 2025, a sweeping piece of legislation passed last fall and effective December 31, 2025, which updates a range of housing laws. This broad housing reform law will modernize housing regulations and address long-standing court backlogs, and in a practical manner, assist landlords with shortened notice and filing requirements for lawsuits. The Act introduces changes to eviction procedures, adjusts pre-filing notice timelines, and modifies certain tenant protections under previous legislation, the Tenant Opportunity to Purchase Act.
At the same time, the District has expanded its Rent Registry, to have a better overview of licensed rental units in the city with updated technology that tracks rental units subject to and exempt from rent control and other related housing information. Designed to improve transparency and enforcement, Rent Registry makes it easier for all parties to verify rent control status and compliance.
Looking ahead to the 2026 election cycle, a proposed ballot initiative for a two-year rent freeze is generating significant conversation. If it qualifies for the ballot and is approved by voters, the measure would pause rent increases across the District for two years. While still in the proposal phase, it reflects the broader focus on tenant affordability that continues to shape housing policy debates.
What This Means for Rental Owners
Taken together, these changes underscore how closely policy and day-to-day operations are connected for small landlords. Staying informed about notice requirements, registration obligations, and evolving regulations isn’t just a legal necessity. It’s a key part of maintaining stable, compliant rental properties.
With discussions underway about rent stabilization, voucher policies, and potential rent freezes, long-term revenue projections will be influenced by regulatory shifts just as much as market conditions alone. Financial and strategic planning becomes even more important to protect your interests.
Preparing for the Changes
As the owner of a property management company here in the District, I’ve spent much of the past year thinking about how these changes translate from legislation into real-world operations.
The first priority has been updating our eviction and compliance workflows to align with the RENTAL Act of 2025. That means revising how delinquent rent cases are handled, adjusting notice procedures, and helping owners understand how revised timelines and court processes may affect the cost, timing, and strategy behind enforcement decisions.
Just as important, we’re shifting toward earlier, more proactive communication around compliance and regulatory risk. Rather than reacting after policies take effect, we’re working to flag potential exposure in advance, so owners can make informed decisions before small issues become costly problems.
A Bigger Picture for 2026
Housing policy in Washington, D.C., has always reflected the city’s values from protecting tenants to preserving affordability in rapidly changing neighborhoods. As those policies continue to evolve, the challenge will be finding the right balance between stability for renters and sustainability for the small property owners who provide much of the city’s housing.
The conversations happening now at policy summits, in Council chambers, and across neighborhood communities will shape how rental housing is regulated. For landlords, tenants, and legislators alike, 2026 represents an opportunity to engage thoughtfully, to ask hard questions, and to create a future where compliance, fairness, and long-term stability go hand-in-hand.
Real Estate
Unconventional homes becoming more popular
HGTV show shines spotlight on alternatives to cookie cutter
While stuck in the house surrounded by snow and ice, I developed a new guilty pleasure: watching “Ugliest House in America” on HGTV. For several hours a day, I looked at other people’s unfortunate houses. Some were victims of multiple additions, some took on the worst décor of the ‘70s, and one was even built in the shape of a boat.
In today’s world, the idea of what a house should look like has shifted dramatically. Gone are the days of cookie-cutter suburban homes with white picket fences. Instead, a new wave of architects, designers, and homeowners are pushing the boundaries of traditional housing to create unconventional and innovative spaces that challenge our perceptions of what a home can be.
One of the most popular forms of alternative housing is the tiny house. These pint-sized dwellings are typically fewer than 500 square feet and often are set on trailers to allow for mobility. Vans and buses can also be reconfigured as tiny homes for the vagabonds among us.
These small wonders offer an affordable and sustainable living option for those wishing to downsize and minimize their environmental footprint. With clever storage solutions, multipurpose furniture, and innovative design features, tiny homes have become a creative and functional housing solution for many, although my dogs draw the line at climbing Jacob’s Ladder-type steps.
Another unusual type of housing gaining popularity is the shipping container home. Made from repurposed shipping containers, these homes offer a cost-effective and environmentally friendly way to create modern and sleek living spaces. With their industrial aesthetic and modular design, shipping container homes are a versatile option for those contemplating building a unique and often multi-level home.
For those looking to connect with nature, treehouses are a whimsical and eccentric housing option. Nestled high up in the trees, these homes offer a sense of seclusion and tranquility that is hard to find in traditional housing. With their distinctive architecture and stunning views, treehouses can be a magical retreat for those seeking a closer connection to the natural world.
For a truly off-the-grid living experience, consider an Earthship home. These self-sustaining homes use recycled construction materials and rely on renewable energy sources like solar power and rainwater harvesting. With their passive solar design and natural ventilation systems, Earthship homes are a model of environmentally friendly living.
For those with a taste for the bizarre, consider a converted silo home. These cylindrical structures provide an atypical canvas for architects and designers to create modern and minimalist living spaces. With curved walls and soaring ceilings, silo homes offer a one-of-a-kind living experience that is sure to leave an impression.
Barn homes have gained popularity in recent years. These dwellings take the rustic charm of a traditional barn and transform it into a modern and stylish living space. With their open, flexible floor plans, lofty ceilings, and exposed wooden beams, barn homes offer a blend of traditional and contemporary design elements that create a warm and inviting atmosphere, while being tailored to the needs and preferences of the homeowner.
In addition to their unique character, barn homes also offer a sense of history and charm that is hard to find in traditional housing. Many of them have a rich and storied past, with some dating back decades or even centuries.
If you relish life on the high seas (or at a marina on the bay), consider a floating home. These aquatic abodes differ from houseboats in that they remain on the dock rather than traverse the waterways. While most popular on the West Coast (remember “Sleepless in Seattle”?), you sometimes see them in Florida, with a few rentals available in Baltimore’s Inner Harbor and infrequent sales at our own D.C. Wharf. Along with the sense of community found in marinas, floating homes offer a peaceful retreat from the hustle and bustle of city life.
From tiny homes on wheels to treehouses in the sky or homes that float, these distinctive dwellings offer a fresh perspective on how we live and modify traditional thoughts on what a house should be. Sadly, most of these homes rely on appropriate zoning for building and placement, which can limit their use in urban or suburban areas.
Nonetheless, whether you’re looking for a sustainable and eco-friendly living option or a whimsical retreat, there is sure to be an unconventional housing option that speaks to your sense of adventure and creativity. So, why settle for a run-of-the-mill ranch or a typical townhouse when you can live in a unique and intriguing space that reflects your personality and lifestyle?
Valerie M. Blake is a licensed Associate Broker in D.C., Maryland, and Virginia with RLAH @properties. Call or text her at 202-246-8602, email her at [email protected] or follow her on Facebook at TheRealst8ofAffairs.
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